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18-045 Ct River Greenway-Lane Business Park-PB Site Plan Approval-2012Planning - DecisionCity of Northampton Hearing No.:PLN-2013-0003Date: October 16, 2012 APPLICATION TYPE:SUBMISSION DATE: PB Major Site Plan8/2/2012 Applicant's Name:Owner's Name: NAME: NAME: CITY OF NORTHAMPTONLANE CONSTRUCTION CORP THE ADDRESS:ADDRESS: Office of Planning & Development965 EAST MAIN STREET 210 MAIN STREET TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: NORTHAMPTONMA01060MERIDENCT06450 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 587-1287 () EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: DAMON RD TOWN:ADDRESS: ACTION TAKEN: NORTHAMPT0N MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 18012001 Chpt. 350- 11: Site Plan Approval TOWN:STATE:ZIP CODE: Book:Page: 1417096 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Construct 3 commercial office buildings up to 40,000 square feet & 1 boathouse with public boat launch and site improvements. HARDSHIP: CONDITION OF APPROVAL: 1)The multi-use path shall be constructed concurrent with the development of the first office/commercial building construction. 2. Prior to issuance of a building permit for the second commercial building or construction that results in 20,000 sf of commercial space, a left turn lane shall be added to the driveway intersection at Damon Road as recommended in the traffic analysis. 3. Covered/sheltered bicycle storage areas shall be provided in front of each building for storage of at least 6 bicycles. Alternatively, end-users may incorporate storage inside the building if shown to accommodate 6 bicycles at the time of building permit application. 4. Bicycle loops shall be provided in front of the boat house for up to 10 bicycles. 5. Prior to the division of property interests, shared maintenance and access agreements shall be recorded at the registry of deeds for the boat house and commercial buildings. Language shall be submitted to Office of Planning and Development for approval prior to recording. 6. Sidewalk to Damon shall be constructed concurrent with build out of first phase of project (boat house or pad sites, unless proof is shown that the River Run condo association has voted to prohibit its construction. FINDINGS: The Planning Board approved the request for site plan based on information submitted with the application and the following plans: 1.Connecticut River Greenway, Lane Business Park & Community Boat House by The Berkshire Design Group, Inc.Revision date Oct 9, 2012, Sheets E1, 2, 3; S1-S6; D1, D2. In approving the project, the Board made the following findings: A. The requested use protects adjoining premises against seriously detrimental uses. If applicable, this shall include provision for surface water drainage, sound and sight buffers and preservation of views, light, and air; The office uses proposed are allowed in the GI district and are less intense from sight and sound perspectives than heavy concrete/asphalt batching and trucking operations. GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2013-0003Date: October 16, 2012 B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets, cycle tracks and bike paths, minimize traffic impacts on the streets and roads in the area. If applicable, this shall include considering the location of driveway openings in relation to traffic and adjacent streets, cross-access easements to abutting parcels, access by public safety vehicles, the arrangement of parking and loading spaces, and provisions for persons with disabilities; The project will result in connecting adjoining property to new greenway trail network and (if allowed by adjusting easements, a sidewalk along the shared access road. The boat ramp will meet ADA requirements.)and: (2) The project, including any concurrent road improvements, will not decrease the level of service (LOS) of all area City and state roads or intersections affected by the project below the existing conditions when the project is proposed and shall consider the incremental nature of development and cumulative impacts on the LOS. (3) Access by nonmotorized means must be accommodated with facilities such as bike racks, sidewalk connections from the building to the street, cycle tracks, and bike paths that are clearly delineated through materials and/or markings to distinguish the vehicular route from the nonvehicular route. These are shown on site with new sidewalk/crosswalk and bike storage facilities. C. The site will function harmoniously in relation to other structures and open spaces to the natural landscape, existing buildings and other community assets in the area as it relates to landscaping, drainage, sight lines, building orientation, massing, egress, and setbacks. Rear and/or side wall facades within 50 feet of a completed or planned section of a cycle track or bike path shall have features that invite pedestrian access from that side of the building; and D. The requested use will not overload, and will mitigate adverse impacts on, the City's resources, including the effect on the City's water supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools. E. The requested use meets any special regulations set forth in this chapter. No additional criteria apply. F. Compliance with the following technical performance standards: (1) Curb cuts onto streets shall be minimized. Access to businesses shall use common driveways, existing side streets, or loop service roads shared by adjacent lots when possible. The site is accessed over a shared driveway with existing easement. (2) Pedestrian, bicycle and vehicular traffic movement on site must be separated, to the extent possible, and sidewalks must be provided between businesses within a development and from public sidewalks, cycle tracks and bike paths. The site has various elements that separates pedestrians and vehicles. (3) Major projects, except in the Central Business District, must be designed so there is no increase in peak flows from the one- or two- and ten-year Soil Conservation Service design storm from predevelopment conditions (the condition at the time a site plan approval is requested) and so that the runoff from a four- to ten-inch rain storm (first flush) is detained on site for an average of six hours. A stormwater permit is to be issued. COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 8/23/20129/6/201210/11/201210/25/2012 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 8/30/201210/6/201210/11/201210/25/201211/5/2012 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 8/30/20129/13/201210/11/201210/16/2012 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 9/6/20127:00 PM1/9/20131/9/2013 MEMBERS PRESENT:VOTE: John Lutzvotes toGrant Debin Brucevotes toGrant Stephen Gilsonvotes toGrant Mark Sullivanvotes toGrant Francis Johnsonvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Francis JohnsonStephen Gilson5Approved with Conditions MINUTES OF MEETING: Available in the Office of Planning & Development. I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above. I certify that a copy of this decision has been mailed to the Owner and Applicant. ___________________________________ GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2013-0003Date: October 16, 2012 Notice of Appeal An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc. DPW Comment (general issues) Response Stormwater Permit Not Issued Please address ALL issues tonight EXCEPT stormwater th and continue only that to October 11 Have thresholds for Massachusetts Environmental Project below MEPA threshold. (MEPA advisory Policy Act been reviewed? opinion requested for concurrence.) A number of resource areas are potentially Due diligence identified resource areas and all impacted on the plan. Conservation appropriate permits underway. Order of permits done Commission review might require alteration to the based on doing most challenging permits. plans, and DPW recommends that Conservation Commission approval occur prior to Planning review. There is no design professional identified on the Final plans will be so stamped plans, and they are not stamped and sealed by a Massachusetts P.E. The Planning Director has indicated to the DPW This is incorrect. We explored different options in our that he would like to see the access road from due diligence but this is NOT a subdivision and there is Damon Road become a public way. This plan nothing in the application to assume otherwise. review assumes that the access road (up to the westerly border of the Fikoski property) will be accepted as a public way and is therefore subject to the Subdivsion Design Standards, unless any Planning Board permit approval includes a condition that this access road shall never become a public way. The Site Plan appears to be presented as a This is a complete plan, not a conceptual plan. conceptual Master Plan with maximum Construction drawings will be developed and approved building footprint areas that may likely be smaller by DPW prior to construction of utilities. at build out and limited attention to details. Will the Site Plan be required to be IF any amendments are required than amended site plan amended when actual construction plans are would obviously be required. developed? Will the project be phased? If so, phased construction plans should include and be The project will be phased but the entire project is integrated with the overall Site Plan. The DPW shown. requires that, if the Site Plan is approved, any proposed, phased construction plans be provided to the DPW for review and approval. The DPW requires that, if the Site Plan is Agreed that DPW approval of utility construction approved, any proposed, phased construction plans drawings is required and related utility phasing is be provided to the DPW for review and approval. required. MassDOT has 25% design plans for Damon Road Site is in General Industrial. reconstruction. The site plan at the intersection of NO off-site mitigation or improvements are required Damon Road should be coordinated with these and this information is not required in site plan plans. requirements. (Site ends at the edge of Lane Construction property.) DPW Comment (general issues) Response It appears that access to the site is via a 30' wide Lane Construction holds a 30’ wide right-of-way access easement across lands nlf of Henry & easement from their property to Damon Road. Marianne Fikoski. The status of access through River (Hampshire Registry of Deeds Book 1396, Page 311, Run) is not clear. Neither is it clear if there are recorded 11/6/1962). limiting factors regarding the existing Fikoski easement. All existing easements and any restrictions thereon should be clarified. The ownership of the 20 foot wide taking and the The 20’ wide right-of-way is owned by the City. The property lines in the vicinity of this taking are not boundaries are shown on the plans. clear. The Existing Conditions plans do not indicate the DPW approval will be required for new water lines and sewer and water in the roadway that serves River sewer lines at a later date when Lane develops those Run Condominiums or if existing water and/or lines. Those plans will show existing lines. sanitary services extend to the Lane portion of the site. All existing utilities should be shown. DPW Comment (Layout) Response The proposed 30' wide access easement is This is not a subdivision and no public way is being considerably less than the design standard for a proposed at this point, so this comment is not relevant. Type I or Type II subdivision. With the proposed business uses, Type II subdivision standards would appear to apply. Additionally, the ownership status between an easement and a right-of way is a concern if this were ever petitioned to become a public way. The proposed access road is not in compliance with Again, this is not a subdivision. Comment not relevant. the typical roadway cross section indicated in the Design Standards. These regulations require a The offered sidewalk is a voluntary improvement and sidewalk set back from the road by a 7-foot greenbelt not required by the regulations. It can only be offered if (two sidewalks for Type II). The plans indicate a right-of-way is available. single sidewalk with a 5-foot greenbelt along the access road and if abutting landowners provide only adequate right-of-way to accommodate it. The submitted plans indicate a 24' wide proposed Again, this is not a subdivision. Comment not relevant. access road, measured from edge to edge. Based on Subdivision Regulations, this is suitable for proposed streets that will have 500 or fewer average daily trips (ADT). Information provided with this submittal did not express traffic numbers in terms of ADT. The ADT of River Run Condominiums and the proposed development should be provided. The alignment of proposed access road includes a We will ask our consultant if they can confirm this at sharp bend at the first building location. The the Planning Board meeting. centerline radius at this point is approximately 47 feet. Please verify that this will provide adequate access for emergency vehicles including the Northampton Fire Department Ladder Truck, which is a long single-unit truck. Furthermore, vehicles with trailers should be able to navigate the site. As this is proposed as a boathouse, trailered rowing shells should be able to be driven through the site to the launching area and back. The Design Standards require that all new sidewalks Again, this is not a subdivision but if the Planning shall be cement concrete and all new curb shall be Board wants to include as a condition it is acceptable. granite. The plans indicate that bituminous sidewalk and mountable bituminous curbs are proposed at various locations throughout the project. The proposed sidewalk along the access road Agreed. Please add as a condition terminates near Damon Road in a parking lot. This is an unsafe place to leave pedestrians. MassDOT 25% (If MassDOT does not add this to their plans. We design plans for Damon Road propose a cement would advocate that sidewalks on the northerly side of concrete sidewalk with granite curb terminating on Damon Road should be extended past the River Run the western radius of the River Run access road. A access road to 136 Damon Road, the state DCR regional crosswalk should be provided connecting the headquarters.) proposed sidewalks for the two projects. Please clarify the nature of the proposed pedestrian This footbridge is not required because it is an off-site footbridge that passes over the improvement. Footbridge will be designed with existing box culvert area. What materials are construction drawings for sidewalks IF right-of-way can proposed and will handrails be required? be obtained. Does the proposed layout provide for adequate snow Existing access road constraints will be unchanged. storage? Plowing snow into the rain garden or Snow along the access road (when Lane is operating) is In wetland areas is not encouraged. addition, snow currently pushed to the edge. The boathouse is not storage is constrained along the access road by a designed for winter use so the snow removal for access chain link fence and the small greenbelt adjacent to to the building can be stored in the parking lot. The the sidewalk. business park has more parking spots than required by zoning (e.g., none) so some of the parking will be used for snow storage. The proposed left and right tum lanes exiting the site This is off-site and no off-site improvements are are shown as radii intersecting Damon Road with the required. Actual construction of any improvement will stop lines perpendicular to them. These lanes and obtain site access permit and if MassDOT does not want their stop bars should meet Damon Road at a 90 or turn lanes they can be dropped. near 90 degree angle. The MassDOT plans show a single exit lane. Any proposed multiple exit lanes need to be coordinated with the MassDOT plans. DPW Comment (Grading and Drainage) Response All DPW grading and drainage comments will be addressed at the continued public hearing. DPW Comment (Utilities) Response A 10-foot minimum horizontal separation between Agreed. Will correct. water and sewer utilities is required. The plan proposes a 5-foot separation. A 5' minimum separation between sanitary sewer and Agreed. Will correct. storm drain is preferred. The SMH and sewer line to the Boathouse shown in the parking area to the east of the northwest building are shown with a separation of 3 feet or less. No sewer service connection is shown to the Agreed. Will correct. proposed building in the southwest comer of the site. Utilities should be located within the roadway There are no public roadways on the site, so this appears whenever possible for ease of access. The DPW not to be relevant. recommends that the sewer manhole and sewer line before and after the sewer pump station as well as the water line in this area be relocated accordingly. The proposed sewer pump station is shown under the Agreed. sidewalk. Location of this structure behind the proposed sidewalk would be preferred. Additionally, pump stations generally require a warning light, a power service and electric/operational panel. Enclosures may be required. A single hydrant is shown serving the site in the Unless we hear a comment suggesting otherwise, yes sidewalk between the parking areas. Is this sufficient this is sufficient. Will be changed out of pedestrian for fire protection? The location should be changed way. to not be in a pedestrian way. Are any or all of the proposed buildings to be Will ensure proper pressure and flow prior to applying sprinklered? Please verify that the proposed for building permits (based on whether buildings need to 6" water main will provide sufficient pressure and be sprinklered) volume. A bend greater than 90° is shown in the proposed Agreed. Please include as a condition. water main near the southwest building, creating a sharp constriction and stress on this joint. The DPW recommends that the transition be made with 45° or lesser bends over several section of pipe. As indicated previously, the existing underground See above. Pipes will be shown in the construction utilities serving the River Run condominiums are not drawings prior to construction, which need DPW shown of the plan. For reasons of both maintenance approval. and required separation, the utilities should be appropriately sized and combined in the southern portion of the access road. • An open trench excavation is proposed to make Agreed with pipe sleeving. utility connections in Damon Road, which is a critical connector with an ADT of over 21,000 Open trench preferred. Suggest no permit condition at vehicles. Due to traffic and backfill compaction this time, but if it is a condition of a later trench permit, concerns, the applicant should consider directional so be it. drilling for the utility installations. We recommend that water and sewer mains under this road should be sleeved in ductile iron pipe to protect the utility. Proposed electrical, cable and telephone services are Private utilities will be designed to address utility not shown. Will these utilities be underground? Will companies requirements. a transformer and hand holes be required and where will these be located? DPW Comment (Traffic) Response The traffic study is based on a 5-year traffic Traffic study provided for information purposes. No projection. The Damon Road reconstruction off-site traffic mitigation required. Tighe & Bond can project uses a 10-year projection, which indicates a address questions. 15% increase in traffic. Given the scope and uncertain time frame of the proposed development, the DPW recommends that a 10-year projection be used for the traffic study. • The traffic study indicates that the only proposed Traffic study provided for information purposes. No development in the area is the former off-site traffic mitigation required. Tighe & Bond can It Hill and Dale Mall. should be noted that the address questions. former Kollmorgen site is about to be demolished and is likely to be replaced with two car dealerships, and a new bank is being built at the comer of King and Barrett Streets. The Damon Road reconstruction plans show a new Traffic study provided for information purposes. No traffic signal at the intersection of off-site traffic mitigation required. Tighe & Bond can Damon Road and Industrial Drive, approximately address questions. 700 feet west of the River Run access road. The traffic study does not address the impact of queuing from this signal on the level of service (LOS) for vehicles entering and exiting at River Run. The traffic study does not provide a LOS analysis for Traffic study provided for information purposes. No the westbound approach to the off-site traffic mitigation required. Tighe & Bond can River Run access road. This should be provided, address questions. especially given the proposed signal at Industrial Drive. The current LOS leaving River Run is poor, and it is This is an existing condition and as an off-site location projected to worsen, more so under the Build mitigation is not required for this project. Traffic signal condition. The proposed separate tum lanes provide should be considered by DPW in their design for some mitigation, but the LOS remains at or near F. A Damon Road. (Note: This is similar to Coca Cola’s last traffic signal at this location should be considered. expansion. Industrial Drive requires a signal but it is Such consideration would require coordination with not their responsibility to provide.) MassDOT.